Green Mountain Estates Q3 2026 Market Report

by Travis Hightower

A note from Travis

If you walked the neighborhood this summer, you may have noticed some For Sale signs staying up longer than they did in the spring. That's the story of Q3. Last quarter I told you what I'd be watching. Whether higher-end homes kept finding cash buyers and selling fast, whether the entry tier finally got a real test, and whether the concessions split would spread. The top kept selling, but it cooled on price. Remember the wave of $1.2M listings in May? Three sold within a week at or near asking. The other two took 35 and 74 days and closed 21% and 13% below where they started. The entry tier got its test. Four homes sold under $700K. Two went in a few days at or above asking, two came down to find a buyer. The concessions split didn't spread. Only 3 of 10 sales had concessions. Sellers gave ground on price instead.

$835K

Median
Sale Price

+9% vs 2025

Median
Days on Market

Down from 8d

92%

% of listings
that sold

3 of 38 didn't sell

Last 12 months · 35 sales · October 2025 – September 2026

The trailing year's median rose to $835K, 9% above 2025. Price per finished square foot went the other way, down 3% to $314. The homes that sold this year were bigger, so the jump says more about which homes sold than about what any one gained. Q3 followed the same pattern. Half of its 10 closings went for $900K or more, putting the quarter's own median at $857,500. But 7 of those 10 homes cut their asking price before they sold. One listing didn't sell, an entry-tier home on S Arbutus St that came back on the market in late August at its last price.

One sale worth noting

13685 W Alaska Pl sold for $550,000 in cash. That's 6% above its $520,000 list price, in 1 day, with $0 in seller concessions.

What Is My Green Mountain Estates Home Worth in Q3 2026?

Neighborhood-wide · last 12 months

Median sale price

$835,000

$314 per finished sqft

Up 9% from 2025's $767K median

2023 $740K · 2024 $773K · 2025 $767K · Last 12 months $835K

The typical home that sold · last 12 months

4 BD / 3 BA

2,012 sqft above-grade

2,496 sqft finished total

By price tier · last 12 months

Entry

Under $700K

$620,000

11 sales

Typical home

4 BD / 3 BA

Finished2,012 sqft

Total2,186 sqft

Mid

$700–900K

$785,000

9 sales

Typical home

4 BD / 3 BA

Finished2,454 sqft

Total2,612 sqft

Upper

$900K and up

$1,099,999

15 sales

Typical home

5 BD / 4 BA

Finished3,328 sqft

Total3,501 sqft

How Fast Are Green Mountain Estates Homes Selling?

Neighborhood-wide · last 12 months

Median days on market

7 days

A tick faster than 2025's 8d (was 4d in 2023–24). Q3's ten sales took 24 days median, up from 16 in Q3 2025.

2023 4 days · 2024 4 days · 2025 8 days · Last 12 months 7 days

% of asking price · by how fast they sold

101%

Week 1 · 19 sales

→

98%

Days 8–30 · 7 sales

→

88%

31+ days · 9 sales

First-week sales typically close at or above ask. Homes that sat past the first month closed roughly 13 points lower.

% of listings that sold

3 of 38 didn't sell

92%

One GME listing expired in Q3, after four price cuts.

S Arbutus St · 116 days · expired July 2026

$689,900 → $639,900 · 4 price reductions

W Alaska Pl · 269 days · expired March 2026

$765,000 → $765,000 · no reductions

W Virginia Dr · 92 days · expired December 2025

$799,000 → $750,000 · 2 price reductions

Are Green Mountain Estates Buyers Pushing Prices Down?

Neighborhood-wide · last 12 months

% of asking price

99%

The 12-month median still sits near asking. Q3 by itself came in well below it.

Q3 2026 specifically

88%

Of asking price

Q3 2025 was 97%. Most Q3 sellers cut their price before finding a buyer.

Q3 sales

24d

Median days on market

2023 100% · 2024 100% · 2025 98% · Last 12 months 99% · Q3 2026 88%

The 99% headline blends two stories. Homes that priced right and went at or above ask, and ones that had to come down to find a buyer. Another 5 closed below ask without ever cutting their list price, negotiated at the offer table or later in the contract.

At or above asking

46%

16 of 35 sales closed at the original asking price or higher.

Had a price reduction

40%

14 of 35 sales lowered their original asking price before finding a buyer.

Seller-paid concessions

What sellers paid out at closing, deducted from the sale price.

54%

19 of 35 sales had concessions

$7,000

Median paid by sellers

Q4 '25

70%

$3,000

7 of 10

Q1 '26

71%

$17,000

5 of 7

Q2 '26

50%

$12,500

4 of 8

Q3 '26

30%

$12,000

3 of 10

Only 3 of 10 Q3 sales included seller-paid concessions, between $2,255 and $15,000, down from 9 of 14 in Q3 2025. Of the 10, 7 cut their asking price first, so the discount showed up in the price instead of at the closing table. Concessions went to 2 of 5 financed buyers and 1 of 5 cash buyers. Ten sales is a small sample, so what's worth watching is where sellers give ground, not the single-quarter number.

Concessions are credits the seller pays toward the buyer's closing costs or interest-rate buy-down. For sellers, that's a real cost beyond the % of asking price.

How buyers are paying

The mix of cash, conventional, and government-backed loans across the last 12 months.

Conventional

66%

23 of 35 sales

$835K median

Cash

29%

10 of 35 sales

$910K median

FHA / VA

2 of 35 sales

$685K and $1.175M

Cash showed up at both ends of the market. Of the 10 cash sales, 5 were at $1M or more and 4 were under $625K, which is why the cash median lands in between.

Cash buyers waive financing contingencies, so offers can be stronger and closings faster. Conventional buyers use traditional mortgages. FHA and VA loans are government-backed and often face stricter property-condition requirements at appraisal.

What I'm Watching in Green Mountain Estates for Q4 2026

Three patterns the Q3 numbers point to. None of them are settled. Here's what I'll be looking for over the next three months.

The market is splitting into sellers who have to move and sellers who can wait

Going into Q4, what's for sale separates into sellers who have to move and ones who'd just like to. I'm watching how far the first group comes down to get it done, and how many of the rest pull off for the holidays rather than cut. The real test comes in Q1, when those homes return or those sellers choose not to sell.

Higher-end homes are still selling, just slower and below their opening price

Five of Q3's 10 sales closed at $950K or more, and four of them cut their price first. As a group they took a median 34 days and closed at 88% of their original ask, after Q2's three $1.1M+ sales each went in a week or less. Five homes isn't a trend, so I'm watching whether demand at the top holds up in Q4, or whether the softer market and the winter slowdown reach these homes too, even though most of these buyers aren't as sensitive to mortgage rates.

Mortgage rates crossed 7% during the quarter

The 30-year fixed averaged 6.49% at the end of June and 7.03% by the end of September, according to Freddie Mac. It kept rising after the quarter closed, reaching 7.40% on October 8. On a loan for 80% of our $835,000 median, going from 6.49% to 7.40% adds about $400 a month in principal and interest. Half of Q3's 10 sales closed in cash, and those buyers don't feel that number at all. Going into Q4, I'm watching whether price cuts keep spreading if rates stay above 7%, and whether cash keeps showing up the way it did in Q3.

Green Mountain Local · Quarterly · Q3 2026 · Published October 14, 2026. Data: REcolorado as of 10/10/2026, single-family detached homes only. Last-12-months figures cover October 2025 – September 2026 (35 closings, IRES duplicates removed). Tier boundaries: Entry under $700K, Mid $700–$900K, Upper $900K and above. Mortgage rates: Freddie Mac Primary Mortgage Market Survey, weekly 30-year fixed averages for 6/25, 9/24 and 10/8/2026. Note: 2025's median sale price is restated to $767K (previously $769K). The earlier figure counted one sale twice because it appeared in both the REcolorado and IRES feeds. Per-sale Q3 transaction detail lives in the July, August, and September Monthly issues. Reply with what you'd find useful. This report exists to serve neighbors.

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Travis Hightower

+1(303) 829-7724